Hello Investors,
Welcome to Issue #86 of Dealsletter - This issue features four deals with something for every investor type. Whether you’re looking for a low-barrier flip under $500K, a high-margin Oakland BRRRR, a Concord luxury property with dual-home income potential, or an exclusive 50-unit syndication in Walnut Creek with 18%+ IRR projections — you’ll find it here. As always, each deal includes full breakdowns, conservative numbers, and clear strategies.
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Note on Numbers: All calculations for investment properties are based on a 25% down payment and a current interest rate of 7.02%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.53%(FHA) interest rate. We do the math so you can focus on what matters – the deals!
Cosmetic Only Flip in Brentwood w/ 82% ROI
📍 Address: 161 E Sims Rd, Brentwood, CA 94513
💰 Price: $489,000 (List Price)
🏠 Units: Single Family (3 Beds / 2 Baths / 1,332 Sq.Ft)
🏦 ROI: 82%
Why This is a Great Investment:
This Brentwood flip offers strong ROI with limited cash outlay. Listed under $500K, it's located on the outskirts of town with great resale potential. The remodel is fully cosmetic, meaning you avoid costly capital expenditures. With only $60K needed upfront and a projected $61K profit, this is a great starter or repeat flip.
The Stats (10% Down, Hard Money Loan) 📝
Purchase Price: $465,000 (under asking)
ARV: $650,000
Rehab costs: $82,500
Full cosmetic remodel with no known capital expenditure repairs. Mid range materials to capture higher ARV for this area.
Cash Needed: $60,450
Selling Costs (4.5%): -$39,000
Holding Costs (3 Months): -$13,781
Total Profit: $61,069
ROI: 82.3%
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Oakland BRRRR or High-End Flip w/ 228% ROI
📍 Address: 6133 Hillmont Dr, Oakland, CA 94605
💰 Price: $349,000 (List Price)
🏠 Units: SFH (4 Beds / 2 Baths / 1,846 Sq.Ft)
🏦 ROI(Flip): 228%
Why This is a Great Investment:
Whether you flip or BRRRR, this Millsmont property has upside. The street-level in-law unit, flexible layout, and high neighborhood ARVs allow for strong exit options. The flip brings in over $230K profit, or you can refinance and hold with zero cash left in the deal.
The Stats (House Flip, 10% Down, Hard Money Loan) 📝
Purchase Price: $600,000 (Strong offer. Over asking)
ARV: $1,060,000
Rehab costs: $121,000
Full cosmetic remodel required, including two kitchens. High-end materials planned to maximize ARV for this area.
Cash Needed: $78,000
Selling Costs (4.5%): -$63,600
Holding Costs (4 Months): -$24,126
Total Profit: $233,274
ROI: 228%
OR
The Stats (10% Down Hard money Loan, Refi into DSCR at 75% ARV) 📝
Purchase Price: $550,000 (Lower than flip price to make BRRRR work)
Rehab Costs: $121,000
After Repair Value (ARV): $1,060,000
Holding Period: 4 months
Holding Costs: $24,800
Refinance Cash Out: $73,000
Total Invested Cash: $0
Gross Rent: $5,100/month (High-end rent—requires target remodel to achieve)
Operating Expenses: $579/month
Loan Payment: $4,677/month
Dual-Home Flip / 139% ROI in Concord, CA or BRRRR it!
📍 Address: 1011 Froyd Rd, Concord, CA 94521
💰 Price: $835,000 (List Price)
🏠 Units: 4 Bed / 2 Bath (Main), 2 Bed / 1 Bath (ADU), 2,674 + ADU
🏦 ROI (FLIP): 139%%
Why This is a Great Investment:
This rare dual-home opportunity in Concord offers two paths: high-end flip or BRRRR into long-term wealth. The 0.65-acre lot, ADU, and top-tier schools add value. The comps back up our ARV. A serious play for serious investors.
The Stats (10% Down, Hard Money Loan) 📝
Purchase Price: $975,000(WAY over asking)
ARV: $1,630,000
Rehab costs: $230,000
Brand new kitchen, updated bathrooms, modern flooring, fresh interior and exterior paint, new lighting throughout
Rebuild and reinforce front porch, rebuild and reinforce back deck, and professional landscaping for curb appeal.
Cash Needed: $126,750
Selling Costs (4.5%): -$73,350
Holding Costs (6 Months): -$60,636
Total Profit: $261,764
ROI: 139%
OR - Lowering remodeling costs to achieve a modern, clean finish—rather than super high-end luxury—if flipping. Instead, the strategy here is to get a strong appraisal for a BRRRR 👇🏼
The Stats (10% Down, Hard Money Loan, Refi into DSCR at 68% ARV) 📝
This is a long-term appreciation play with slight negative cash flow initially, offering strong appreciation potential and opportunities for future lower rates and refinancing.
Purchase Price: $900,000 (Since BRRRR. Have to offer accordingly)
Rehab Costs: $172,000
Lowering to reflect rental unit instead of flipping.
After Repair Value (ARV): $1,630,000
Holding Period: 6 months
Holding Costs: $59,858
Refinance Cash Out: $126,400 (not including refi costs)
Total Invested Cash: $0
Gross Rent: $7,850/month
Operating Expenses: $1,106/month
Loan Payment: $7226/month
Cash Flow: -$391/month
Projected 5-Year Equity Growth: $1,039,246
Projected 10-Year Equity Growth: $1,536,859
50-Unit Syndication Deal w/ 18-21% IRR Projections in Walnut Creek, CA
📍 Address: 901 21st Ave N, Nashville, TN 37208
💰 Price: $11,975,000
🏠 Units: Multi-Family (50 Units, All 1-Bed / 1-Bath)
🏦 Pro Forma Cap Rate: 7.6%
Why This is a Great Investment:
This is a rare opportunity to Syndicate in a core Bay Area apartment complex just steps from Broadway Plaza in downtown Walnut Creek. We’re repositioning this from an old senior housing model into a fully renovated, luxury rental asset targeting young professionals.
It’s currently under-rented at $1,700/month per unit — but market rents support $2,520/month. That’s over $480,000 in upside NOI once stabilized. You can offer passive investors 8% preferred returns plus a backend split that projects 18–21% IRRs over 5 years, with a planned cash-out refinance in year 3.
You can invest 100% passively, earn tax-advantaged income, and roll gains into future syndications.
The Stats (Projected, 5-Year Hold Syndication) 📝
Purchase Price: $11,975,000
Total Project Cost: $14,000,000
Pro Forma Gross Rent: $1,512,000/year ($2,520/month x 50 units)
Pro Forma NOI: $907,200/year
Projected Refi Year 3: 70% LTV return of capital
Exit Year 5: $18.1M valuation (5.0% cap)
Investor Preferred Return: 8% annually (paid quarterly)
Target IRR: 18–21%
Target Equity Multiple: 1.9x–2.2x
Minimum Investment: $100,000
The best deals aren’t on Zillow. They’re buried under fear, hustle, and phone calls most people won’t make.
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The Dealsletter Team
Disclaimer: The content provided through Dealsletter, including investment metrics, property analysis, and rewards materials, is for informational and educational purposes only. It does not constitute financial, legal, or investment advice. Always conduct your own due diligence or consult a licensed professional before making any investment decisions. Dealsletter assumes no responsibility for any financial outcomes resulting from actions taken based on the information provided.